How to Protest Your Bexar County Property Taxes
Property values in Bexar County have climbed steadily, and tax bills have followed. If you think your appraised value is too high, Texas law gives you the right to protest it every year, at no cost and with no risk of your value going up.
The Bexar Appraisal District (BCAD) sets the market value of every property in Bexar County as of January 1. A protest moves through six phases:
- Notification: you receive your Notice of Appraised Value
- Filing: you file a protest before the deadline
- Evidence: you and BCAD prepare and exchange evidence
- Informal review: you negotiate with a BCAD appraiser
- ARB hearing: an independent panel decides, if you don't settle
- Resolution: final values are set, with appeal options if needed
Most protests resolve at the informal review when strong evidence is submitted early.
Phase 1: Notification
BCAD mails Notices of Appraised Value from March through April. Your notice shows:
- The proposed market value for your property
- Last year's value for comparison
- The PIN you need to file online
- Instructions and the deadline for filing a protest
Phase 2: File Your Protest Before the Deadline
Deadline: May 15, or 30 days after your notice is delivered, whichever is later. If the deadline falls on a weekend or holiday, it moves to the next business day.
Online (recommended): file through bcad.org.
- Enter your property account number and the PIN from your notice
- Select your protest reasons: market value, unequal appraisal, or both
- Submit and save your confirmation
Online filing gives you immediate confirmation, easy evidence uploads and earlier access to informal reviews.
By mail: send the Notice of Protest form to Bexar Appraisal District, PO Box 830248, San Antonio, TX 78283. Allow time for delivery before the deadline.
In person: BCAD's office is at 411 N. Frio Street, San Antonio, TX 78207.
Don't file the same property more than one way; duplicate filings cause processing problems.
Phase 3: Gather and Exchange Evidence
BCAD prepares comparable sales, a market analysis and your property record. You can request the evidence BCAD plans to use. Build your own:
| Evidence | What it shows |
|---|---|
| Comparable sales | Similar homes sold for less |
| Unequal appraisal data | Similar properties are appraised lower than yours |
| Property photos | Condition issues BCAD hasn't priced in |
| Contractor estimates | The cost of needed repairs |
| Independent appraisal | An outside valuation (optional but strong) |
| Record corrections | Wrong square footage, features or lot size |
Use sales close to January 1, ideally within 6 to 12 months, and submit your evidence early. For more, see our Bexar County evidence tips.
Phase 4: The Informal Review
BCAD schedules a meeting with a staff appraiser, where you discuss your value and present your evidence. It's less formal than a hearing, with no sworn testimony.
- If BCAD offers a settlement you agree with, your protest is resolved
- If you decline, your case goes to the Appraisal Review Board
Bring organized, labeled evidence, lead with comparable sales and unequal appraisal, and know your target value before the meeting.
Phase 5: The ARB Hearing
The Appraisal Review Board is a panel of independent citizens, not BCAD employees.
- You receive notice of your hearing at least 15 days ahead
- You can attend in person, by phone or by video, or appoint a representative to attend for you
- You and BCAD each present evidence, usually in about 15 to 20 minutes
- The panel issues a binding decision, followed by a written order
Prepare a brief presentation of 5 to 10 minutes, bring three copies of your evidence (for the panel, BCAD and yourself) and stick to the facts.
Phase 6: Resolution and Appeals
Final values are set over the summer, taxing units adopt rates in the fall, and tax bills are due by January 31.
If you disagree with the ARB's decision:
| Appeal option | Deadline |
|---|---|
| State Office of Administrative Hearings (SOAH), for property over $1 million | Notice within 30 days of receiving the ARB order |
| Binding arbitration | 60 days after receiving the ARB order |
| District court | 60 days after receiving the ARB order |
Appeals involve fees and require paying at least the undisputed portion of your taxes.
Common Grounds for a Bexar County Protest
- Your appraised value is higher than your home's market value
- BCAD's record has incorrect or outdated property data
- Your home was compared to homes in better condition
- Your home has damage or deferred maintenance BCAD didn't consider
- Similar homes nearby are appraised lower than yours
Mistakes to Avoid
- Missing the deadline. There are no extensions for a standard protest
- Filing without evidence. Claims must be documented
- Using outdated sales. Stay close to January 1
- Not correcting record errors first. Check square footage, lot size and features
- Accepting the first offer. Review BCAD's evidence before deciding
- Missing your hearing. Attend or send a representative
See common protest mistakes for more.
Bexar County Protest Timeline
- January 1: valuation date
- March to April: notices mailed
- May 15: filing deadline for most owners
- May to July: informal reviews and ARB hearings
- Summer: final values issued
For every date, see our Bexar County property tax timeline.
Bexar County Protest Results
| Stage | Share that resulted in a reduction |
|---|---|
| Informal protests | 80% |
| ARB hearings | 68% |
BCAD processes more than 80,000 protests a year. To see what you pay by taxing entity, see our Bexar County property tax rate guide.
BCAD Contact Information
| Phone | (210) 242-2432 |
| Office | 411 N. Frio Street, San Antonio, TX 78207 |
| PO Box 830248, San Antonio, TX 78283 | |
| Website | bcad.org |
Get Help With Your Bexar County Protest
You can protest on your own, but many homeowners find the process time-consuming. Ballard Property Tax Protest handles filing, evidence, the informal review and your ARB hearing, and we only charge if we lower your value. Learn more about our Bexar County property tax protest services, or start your protest today.
